Back Lane

**UNEXPECTEDLY RE-AVAILABLE!**

GUIDE PRICE: £1,650,000-£1,795,000

• APPROXIMATELY 4 ACRES OF GARDENS, PADDOCK AND WOODLAND.

SEE THE VIRTUAL TOUR HERE OR ON THE FOLEY AND NEVILLE WEBSITE.

MAIN SPECIFICATIONS: A RARE OPPORTUNITY TO PURCHASE A SUBSTANTIAL SIZED AND EXTENSIVELY RENOVATED AND ENHANCED DETACHED FIVE DOUBLE BEDROOMED OAST HOUSE (WHICH IS NOT GRADE LISTED) * CIRCA 4 ACRES OF PARK STYLE GARDENS INCLUDING A BLUEBELL WOODLAND (TBV) * A DETACHED DOUBLE SIZED GARAGE COMPLEX WITH PLANNING PERMISSION TO CURRENTLY REPLACE AND RELOCATE FURTHER BACK AND BECOME AN IMPRESSIVE DOUBLE SIZED HERITAGE STYLE TWO STOREY COMPLEX WITH A TRACTOR STORE * LARGE DRIVEWAY AREA FOR NUMEROUS VEHICLES * NEW CENTRAL HEATING & HOT WATER SYSTEM * UPDATED AND IMPROVED ELECTRICAL SYSTEM WITH NEW CERTIFICATE AVAILABLE * EXTENSIVE INSULATION INCORPORATED IN THE PROCESS * GENEROUS ACCOMMODATION TO INCLUDE A RECEPTION HALL * LARGE SITTING ROOM WITH FIREPLACE AND WOOD BURNER * LARGE BESPOKE LUXURY KITCHEN / BREAKFAST ROOM * FAMILY SNUG ROOM WITH FIREPLACE AND WOOD BURNER * DINING HALL * UTILITY ROOM * CLOAKROOM * MAIN BEDROOM WITH BOTH A LARGE DRESSING ROOM AND LUXURY ENSUITE SHOWER ROOM WITH UNDERFLOOR HEATING * LUXURY FAMILY SHOWER ROOM WITH UNDERFLOOR HEATING * FURTHER LUXURY FAMILY BATHROOM * QUIET LOCATION BACKING ONTO PROTECTED WOODLAND AND COUNTRYSIDE WITH ACCESS CLOSEBY TO FOOTPATHS FOR LONG COUNTRY WALKS * SHORT WALK TO CROSS IN HAND SPORTS CLUBS, ARTISAN SHOPS AND LOCAL INN * SHORT DRIVE TO BUXTED AND WADHURST MAINLINE STATIONS * FAST FIBRE BROADBAND TO PROPERTY ( available speed up to 900 MB) * POTENTIAL SUBJECT TO PLANNING TO ALSO CONVERT EXISTING GARAGE COMPLEX TO AN ANNEX OR HOME OFFICE * LED LIGHTS THROUGHOUT *

DESCRIPTION: An extremely unique and rare chance to purchase a substantial five bedroomed detached family character Oast House, set within circa 4 acres, which has also been extensively renovated throughout by its current owners, whilst retaining its character features. Furthermore, this elegant and stunning character home is NOT GRADE LISTED.

SITUATION: Located down the highly sought after Back Lane in Cross in Hand near Waldron, enjoying a quiet and elevated semi-rural position in an area of outstanding natural beauty with far reaching views over the countryside, as well as being set within its own private grounds of circa 4 acres backing onto the protected Heatherden woods with its extensive network of footpaths leading all the way back to Heathfield and the wider footpath network beyond.

Cross in Hand is only a short walk away, with its excellent choice of Sporting Club facilities, including both a junior and seniors rugby club, a tennis club and a bowls club. There is also a health spa and gym, as well as a local Inn in addition to the Star at Waldron and a number of local artisan shops.

London commuters can also benefit from a choice of nearby mainline stations with Buxted for the Southern Line and Wadhurst for the South-eastern Line, which are both within a short drive.

Depending upon educational needs, there is an excellent variety of reputable teaching institutions to choose from, including Mayfield School for Girls, Bede’s, Skippers Hill, Eastbourne College, Heathfield community college, Battle Abbey, Tonbridge School for Boys to name but a few.

Although Heathfield offers additional comprehensive shopping and leisure facilities, Tunbridge Wells and Lewes are also within only a 20-minute drive away.

ACCOMMODATION: From the inner gravel courtyard and further driveway with its additional parking areas beyond, you approach the attractive main front entrance with an imposing panelled elegant front door which opens into a wonderful main reception hall.

MAIN RECEPTION HALL: A pleasant and naturally light room with character whitewashed part beamed ceiling, bespoke Golden Fossil Limestone flooring, down lights, radiators, window with aspect to front, character doors leading off to the utility room, sitting room, kitchen / breakfast room and family snug room. Further large open area leading to the dining hall.

DINING HALL: Used for formal dining and also enjoying a good amount of natural light with bespoke Golden Fossil Limestone flooring, radiator, twin windows with a wonderful aspect over the rear gardens and grounds.

LUXURIOUS KITCHEN / BREAKFAST ROOM: A large sized area with a generous L shape overall, with attractive limewash effect oak style flooring throughout. The main part of this stylish high spec kitchen is arranged with a comprehensive range of stylish ALNO German blank fronted cupboard and base units with concealed LED lighting, splendid flecked quartz worktops and breakfast bar, inset double sink with chrome mixer tap and bespoke quartz grooved drainer, glass splashbacks, fitted NEFF ceramic induction hob with NEFF brushed steel extractor hood over and further coloured glass splashback, twin fitted glazed and brushed steel NEFF oven and grill and combined microwave, down lights, radiators, character styled large paned double glazed window with aspect to side sun terrace and garden. Further kitchen area with a similar comprehensive range of matching ALNO German cupboard and base units with marble work tops, large American fridge freezer, down lights, radiator, twin windows to side, doorway leading back to reception hall.

The large open plan breakfast and dining section is approached beyond the main kitchen. This bright and naturally light area is double aspect with down lights, large picture 4 bay bi folding double-glazed doors opening to side sun terrace, further character styled windows with aspect to the rear gardens. From this final part of the property’s bespoke generous sized kitchen / breakfast room and general dining room you are able to flow straight into the open plan adjoining family / snug room.

FAMILY ROOM / SNUG ROOM: An elegant and inviting character room filled with a host of character and period features, including a beamed ceiling, a delightful brick fireplace with an oak bressummer beam over and a fitter wood burner and tiled hearth, log store to side, beautiful period oak door leading back to the main reception hall.

UTILITY ROOM: Approached from the main reception hall through a bespoke oak character door, with bespoke Golden Fossil Limestone floor, radiator, coat storage area, feature beam to ceiling, fitted worktop section with spaces and points for dryer and washing machine, stainless steel sink unit with mixer tap, half hight cottage style wood panelling to walls, window with aspect to front, continuation beyond to the secondary front entrance to the boot area, radiator, leaded light window with aspect to side garden and door to cloakroom.

CLOAKROOM: With bespoke oak door, light coloured paved tiled floor, W.C., wall mounted sink with vanity drawer under, chrome tap, glass tiled splashback, radiator, extractor fan, half panelled walls.

INNER HALL: Beyond the main reception hall is a small inner hall that has a door leading off to the sitting room, as well as the main staircase to the first-floor accommodation.

SITTING ROOM: A uniquely shaped and generous sized double aspect room incorporating the oak roundel with an imposing inglenook fireplace with oak bressummer beam and fitted wood burner, brick hearth, beautiful exposed refurbished wooden floors, feature beamed ceiling, radiators, storage cupboards, windows with aspect to the front courtyard, further windows enjoying a stunning aspect over the rear substantial sized park style gardens and grounds, door opening to the rear gardens.

FIRST FLOOR ACCOMMODATION: Approached from the main staircase leading off from the inner section of the reception hall and up to the galleried first floor landing.

FIRST FLOOR LANDING: With oak and painted galleried area, which again benefits from a high level of natural light, due to it being double aspect with windows, one with aspects to the front courtyard gardens and the other over the rear stunning park stye gardens. Beyond, the landing splits off into two different directions, with the right hall landing leading to bedrooms three and four.

BEDROOM THREE: A double sized roundel room which is also double aspect, with radiators, windows with aspect to front and also over the rear substantial gardens and grounds and beyond. PLEASE NOTE: The roundel room above, has potential and existing planning for an ensuite shower room to be incorporated.

BEDROOM FOUR: A double sized room with hatch to loft and roundel, fitted wardrobe cupboards, radiator, feature beam to ceiling, twin windows enjoying a breath-taking aspect over the property’s beautiful park style grounds.

Approached from the left-hand inner landing, is a luxury family shower room.

LUXURY FAMILY SHOWER ROOM: Comprising of a large heavy glazed shower with chrome edges, a chrome shower control system, tiled walls, W.C., wall mounted chrome heated towel rail, feature wash basin with chrome mixer and glass tiled splash back, vanity drawer under, wall mounted touch light activated mirror, down lights, bespoke lime wash effect oak style ceramic tiled floor with underfloor heating, window with splendid views over the park style gardens.

MAIN BEDROOM WITH LARGE DRESSING ROOM AND ENSUITE: Approached from the inner landing through a bespoke oak door.

On entering this extremely naturally light and vibrant spacious suite, you are greeted by the spacious dressing room with lounging area, with bespoke fitted open fronted wardrobes, a charming feature cast iron fireplace with tiled hearth, down lights and a double-glazed window with aspect over the rear grounds. From the large dressing room, two wide steps lead you into the double sized double aspect bedroom with radiator, double glazed windows with aspect over the side gardens and further double-glazed window with aspect over the fabulous substantial sized rear park styled gardens.

LUXURY ENSUITE SHOWER ROOM: Approached from the dressing room through a bespoke oak door and comprising of a large double sized shower with heavy glazed front and sides with sliding doors, chrome shower control system, tiled walls, W.C., wall mounted chrome heated towel rail, twin feature wash basins with chrome mixer taps and glass tiled splash backs, bespoke lime wash effect oak plank style ceramic tiled floors with under floor heating, window with beautiful outlook over the rear park style grounds.

2ND LUXURY FAMILY BATHROOM: Approached from the inner landing through an old oak door and comprising of a large fitted bath with cottage style panelled sides and chrome taps, decorative glass and white tiled wall, W.C., wall mounted chrome heated towel rail, radiator, half cottage style panelled walls, feature wash basin with chrome mixer tap and glass tiled splashback and drawer under, bespoke lime wash effect oak plank style ceramic tiled floor, window with aspect to the front courtyard gardens.

BEDROOM TWO WITH LARGE DRESSING ROOM: Approached from the inner landing into the large dressing room with lounge area, down lights, feature oak beam, radiator, leaded light window with aspect to front. From the large dressing room, two steps lead into the double sized bedroom with radiator and double-glazed window with aspect over the side garden.

From the far end of the inner landing with its feature character beamed side wall, are stairs leading to the second-floor accommodation comprising of bedroom five / study and a large walk-in storage room.

BEDROOM FIVE / STUDY: A double sized room with radiator and window overlooking the side aspect of the property.

STORAGE ROOM: Approached from the small second floor landing section and of a generous size, which could possibly have a variety of other uses other than storage. NOTE: Planning permission exists for a Velux window.

OUTSIDE: This idyllically located and impressive sized character family residence, which is set within circa approaching 4 acres, has the added benefit of a detached double garage with parking in front, as well as an inner courtyard and driveway with further areas to park more vehicles. In addition, there is further planning permission presently valid for the old garage complex to be replaced and a more impressive and substantial double sized heritage style garage and tractor store complex to be built but relocated further back into the property’s grounds.

The existing garage complex is arranged with the first half formally being a past workman’s or coachman’s annex with an old brick fireplace and current fitted wash basin / sink, with side windows and a large garage style front entrance door. You then are able to walk into the newer garage section, also with a window and matching large front garage door to provide vehicle access. There is power and water currently connected and working within both sections.

THE WEALDEN PLANNING NUMBER IN RELATION TO THE NEW GARAGE COMPLEX IS: WD/2015/0705/F

FRONT GARDENS AND GROUNDS: From beyond the gravel drive and parking area by the detached garage complex are twin large wooden gates that open up to a wide gravel courtyard and further extension of the driveway. Here there is a large section located behind the garage for more vehicles to be parked and beyond the courtyard area is bordered by mature shrubs and specimen plants including a magnificent magnolia. Leading off are paved and brick pathways to the side, as well as further wooden gates leading into the large substantial rear gardens and grounds.

REAR GARDENS AND GROUNDS: Reminiscent of the beautiful and elegant park style grounds as embraced by Capability Brown, the property has approximately 4 acres (TBV) of well-maintained grassed lawns, which then extend out and morph into a most enchanting bluebell woodland with its very own nature trail style maintained cut pathways.

SIDE GARDEN: Enjoying a wonderful southerly aspect and comprising of manicured lawn with a feature brick sun terrace, which is also ideal for alfresco dining, especially as it adjoins the folding doors from the kitchen breakfast room. Further is a most charming ornamental central bed and mature hedging to the front.

PLEASE NOTE: The property backs onto the protected Heatherden Woods, which are maintained by Cross in Hand Amenities Society, with its network of footpaths accessible close by, which lead all the way back to Heathfield and the wider public footpath network beyond, so are absolutely perfect for persons seeking lovely long walks in the countryside.

COUNCIL TAX BAND: G



Marketed by: Foley & Neville Estate Agents, Cowbeech